Township of Towamencin, PA Towamencin Township Engineering Standards

For streets within the R-200 Districts: Provided that all lots served are one acre (4,047 square meters) or larger in area, the cartway width shall be a minimum of 20 feet (6.096 meters) with four-foot (1.2192 meters) stabilized shoulders provided on each side of the road. Where curbs are required by the Board of Supervisors for stormwater management or road stabilization, the minimum cartway width shall be 28 feet (8.5344 meters).

For all other local access streets: The minimum cartway width shall be 30 feet (9.144 meters) with curbs. Parking allowed on one side only.

The minimum cartway for streets where on-street parking is permitted on both sides shall be 40 feet (12.192 meters) with curbs.

Feeder streets.

Where on-street parking is prohibited there shall be a minimum cartway width of 24 feet (7.3152 meters) with a four-foot (1.2192 meters) stabilized shoulder provided on each side of the road. Where curbs are required by the Board of Supervisors for stormwater management or road stabilization, the minimum cartway width shall be 30 feet (9.144 meters). No parking allowed.

Where on-street parking is permitted on one side only, there shall be a minimum cartway width of 36 feet (10.9728 meters) with curbs.

Where parking is permitted on both sides, there shall be a minimum cartway width of 44 feet (13.4112 meters) with curbs.

Collector streets: A minimum cartway width of 40 feet (12.192 meters) shall be required. On-street parking shall be prohibited.

Controlled access and arterial highways: Shall be determined by the agency having jurisdiction (Commonwealth of Pennsylvania or Montgomery County) regarding minimum cartway width, shoulders, and curbs. On-street parking shall be prohibited.

Service or marginal access streets: Shall have a minimum cartway width of 30 feet (9.144 meters) with curbs.

§ A103 Street engineering criteria.

Maximum (and minimum) grade.

	Street Classification	Grade
	Local access, maximum grade	10%
	Feeder, maximum grade	7%
	Collector, maximum grade	7%
	Controlled access and arterial	*
	Minimum grade, all streets	1.0%
	Minimum grade for grass swales	1.0%
	Marginal access roads and alleys, maximum grade	8%

*NOTE: Set by the agency with jurisdiction.

Normal street crown requirements: Five-sixteenths inch (0.09525 centimeters) per foot extending in cross-section from edge of pavement to center line.

Depth of grass swale: One foot (0.3048 meters) deep with maximum side slopes of 4:1 on each side of the street.

Horizontal curves: Horizontal curves shall be used at all changes in direction in excess of 1°, and shall consider distance, change in grade, and alignment. The following standards shall be used:

	Street Classification	Minimum Radius (feet/meters)
	Local access	150/45.72
	Feeder	200/60.96
	Collector	300/91.44
	Controlled access and arterial	To be set by the agency having jurisdiction

Vertical curves: Vertical curves shall be used at changes in grade of 1% or more. The minimum length of vertical curves for each 1% of change in grade shall be as follows:

	Street Classification	Length/Percent Grade Change (feet/meters)
	Local access	25/7.62
	Feeder	50/15.24
	Collector	100/30.48
	Controlled access and arterial	To be set by the agency having jurisdiction

Tangents between reverse curves.

	Street Classification	Minimum Length of Tangents Between Reverse Curves (feet/meters)
	Local access	100/30.48
	Feeder	240/73.152
	Collector	300/91.44
	Controlled access and arterial	As required by agency with jurisdiction

Minimum turnarounds for culs-de-sac.

	Right-of-way diameter	120 feet (36.576 meters)
	Pavement diameter (w/o on-street parking)	100 feet (30.48 meters)
	Pavement diameter (w/ on-street parking)	110 feet (33.528 meters)
	Center island diameter (if approved by the Township)	78 feet (23.7744 meters)

Design speed.

	Street Classifications	Design Speed [miles/(kilometers) per hour]
	Local access	30/(48.279)
	Feeder	35/(56.3255)
	Collector, controlled access	50/(80.465)
	arterial	55/(88.5115)

§ A104 Pavement design.

The pavement thickness design shall, as a minimum, conform to the following schedule. However, additional standards may be required by the Township Engineer to compensate for high water table soils, frost heave potential, etc.

Pavement Thickness Design
Option 1
One two-inch (3.81 centimeters) ID-2A
Wearing Course on
Two-inch (5.08 centimeters) ID-2A Binder
Course on
Ten-inch (25.4 centimeters) CABC PennDOT
#4 and #1 Stone on
Two-inch (5.08 centimeters) #1 Screenings
on Established Subgrade

Pavement Thickness Design
Option 2
One-and-one-half-inch (3.81 centimeters) ID-2A
Wearing Course on
Two-inch (5.08 centimeters) ID-2A Binder
Course on
Six-inch (15.24 centimeters) B.C.B.C. on
Six-inch (15.24 centimeters) Sub-base

§ A105 Street intersections.

Streets shall be laid out so as to intersect as nearly as possible at right angles. A proposed intersection of two new streets at an angle of less than 75° shall not be acceptable. An oblique street should be curved approaching an intersection and should be approximately at right angles for at least 50 feet (15.24 meters) therefrom.

No more than two streets shall intersect at the same point. Four-way intersections are to be avoided in the layout of residential areas when T intersections can be utilized.

Intersection spacing.

Streets entering opposite of another street along an arterial, controlled access, or collector street shall be laid out directly opposite one another or with the minimum offset of 350 feet (106.68 meters) between their center lines except local access and feeder streets intersecting another local access or feeder street shall either intersect directly opposite each other, or shall be separated by at least 150 feet (45.72 meters) between center lines, measured along the center line of the street being intersected.

Feeder and local access streets shall not intersect on the same side of an equal or more major thoroughfare at intervals of less than 500 feet (152.4 meters).

The design at channelized intersections shall conform to established federal and PennDOT safety standards.

Intersection shall be approached on all sides by a straight leveling area in according with the following standards:

Street Classification	Maximum Grade (percent)	Length of Leveling Area from Intersection (feet/meters)
Local access	4%	100/30/48
Feeder Collector	4%	100/30/48
Controlled access or arterial	4%	100/30/48

Maximum grade within any intersection shall not exceed 3%.

Approaches to an intersection shall follow a straight horizontal course for 100 feet (30.48 meters).

Street curbline intersections shall be rounded by a tangential arc with a minimum radius of: 25 feet (7.62 meters) for intersections involving local access streets; 30 feet (9.144 meters) for all intersections involving a local access street and a feeder, collector, controlled access, or arterial street.

Alley intersections and abrupt changes in alignment within a block shall have the corners cut off in accordance with good engineering practice to permit safe vehicular movement. Entrances shall be rounded at a minimum radius of 10 feet (3.048 meters).

Street right-of-way lines at intersections shall be parallel to (concentric with) curb arcs.

Deceleration lanes of not less than 12 feet (3.6576 meters) in width, shall be provided on thru-collector and arterial streets at intersections between collector streets or between collector and controlled access streets. The length and geometry of the lanes shall be subject to approval by the Township Engineer.

Collector streets shall be directly intersected only by other collector streets or by feeder streets.

Where any local access or feeder street intersects a collector or controlled access street, the right-of-way requirements shall be adequate to accommodate deceleration lanes as approved by the Township Engineer. A deceleration lane not less than 12 feet (3.6576 meters) in width shall be provided on collector streets at intersections with local access and feeder streets.

§ A106 Sight distance at intersections.

Minimum sight distance. When a proposed street or driveway is planned to intersect an existing street, the intersection shall be so designed as to satisfy the minimum sight distance requirements as set forth in the latest edition of the Pennsylvania Code, Title 67, Transportation.

The Township shall have the right of entry to remove any obstruction to vision within the clear sight triangle not conforming to the standards controlling the area upon proper and sufficient notice to the property owner.

No earth bank, fence, wall, plantings, or other visual obstruction higher than 30 inches (76.2 centimeters) above the existing or proposed curb level will be permitted within the clear sight triangle. There shall be a sight triangle easement placed on adjacent lots at each intersection. In addition, the deeds of all such lots shall include a description of such an easement including all restrictions as described herein.

The Township may notify a landowner by certified mail to clear the clearway sight triangle in accordance with this chapter. Upon failure of the landowner to comply with such notification within 30 days, the Township may enter upon said land and clear the sight triangle at the landowner's expense in accordance with this chapter.

§ A107 Driveways.

Access driveways to and from off-street parking areas shall be located so as to minimize interference with street traffic.

In order to provide a safe and convenient means of access from the street, grades on private driveways should not exceed 10%. A grade of 12% for a single-family residential unit if approved by the Township.

In order to provide safe and convenient ingress and egress, private driveway entrances shall be rounded at a minimum radius of five feet (1.524 meters), or shall have a flare constructed that is equivalent to this radius, at a point of intersection with the cartway edge.

For the purpose of servicing any property held under single and separate ownership, entrance and exit drives crossing the street lot line shall be limited to two along the frontage of any single street, and their center lines shall be spaced at least 200 feet (60.96 meters) apart.

For all nonresidential uses, landowners are encouraged to grant or obtain driveway access easements from adjacent property owners in order to minimize the number of access driveways on any given right-of-way.

Driveways must be located as far away as possible from the intersection but there shall be a minimum spacing of 100 feet (30.48 meters) for all nonresidential uses and 40 feet (12.192 meters) for residential uses, measured at the ultimate right-of-way, between the center line of any access driveway and the ultimate right-of-way line of the parallel street.

The width of access driveways, except for multiresidential use, shall be:

A minimum of 16 feet (4.8768 meters) for one-way use only;

A minimum of 30 feet (9.144 meters) for two-way use;

Additional width will be required if parking is allowed on access driveway.

The width of access driveways for multiresidential use shall be:

A minimum of 16 feet (4.8768 meters) for one-way use only;

A minimum of 24 feet (7.3152 meters) for two-way use;

Additional width will be required if parking is allowed on access driveway.

Driveways for residential use, except for multiresidential uses, shall have a minimum width of 10 feet (3.048 meters) and a maximum width of 18 feet (5.4864 meters) excluding any parking bay or turnaround.

Entrance to the street shall be at a horizontal angle ranging between 75° to 105° with the intersecting street.

The driveway between the right-of-way of the street and the cartway shall be paved.

All curb depressions shall be properly constructed to the satisfaction of the Township Engineer when curbing is provided. If curbing is not provided, then an adequate drainpipe or swale shall be installed.

The Board of Supervisors shall have the authority to approve driveways intended for the use of two or more families, apartment developments and commercial and industrial projects where usage by the occupants constitutes essentially a private street. Driveways constituting private streets are those access ways used by two or more families daily or 10 or more workers daily for vehicular circulation. Driveways serving as private streets shall not be dedicated to the Township, nor does the Township assume any responsibility for their maintenance.

The location and placement of driveways serving as private streets shall comply with the street section of this article. Additionally, provisions for drainage and stormwater runoff shall be approved by the Township Engineer.

The Board of Supervisors shall evaluate the location, placement and alignment of driveways serving as private streets based upon the ease of accessibility to and efficient maneuverability through the development for the protective service of fire and police.

Construction of driveways to be used as private streets shall conform to the pavement structure of the applicable use as required for public streets: residential, commercial or industrial. Curbing shall be used when required by the Township.

The owner and all successors of any property which is to abut any driveway serving as a private street shall be fully responsible for the permanent improvement of the driveway(s) and for the maintenance thereof in a good and safe condition.

§ A108 Cul-de-sac streets.

The minimum length of a cul-de-sac shall be 250 feet (76.2 meters).

For culs-de-sac exceeding 500 feet (152.4 meters) in length, there shall be provided a stabilized emergency vehicular access in accordance with approval of the Township Fire Chief at least 10 feet (3.048 meters) wide at the head of the cul-de-sac giving direct access to an adjacent street.

The easement provided for the emergency vehicular access shall have a minimum width of 15 feet (4.572 meters). This easement shall become a restriction upon the deed(s) of future lot owners.

If direct access to an adjacent street cannot be obtained for the emergency vehicular access from the head of the cul-de-sac, the emergency access shall be located at an appropriate point along the length of the cul-de-sac.

The emergency vehicular access shall be identified by the placement of blue reflectorized flexible high-impact plastic markers 48 inches (121.92 centimeters) in height placed every 20 feet (6.096 meters) along the access way. These markers shall be placed on both sides of the emergency lane starting at the street right-of-way where it intersects and shall be placed on each lot line. However, in no case shall the distance between markers exceed 20 feet (6.096 meters). In locations where the roadside is curbed, the curb shall be depressed for a width equal to the emergency vehicular access plus four feet (1.2192 meters). The lip of the depressed curb shall be three inches (7.62 centimeters) in height. The depression shall be painted yellow to be easily identifiable to emergency vehicles.

In cases where emergency vehicular access cannot be obtained to any adjacent streets, the cartway of the proposed cul-de-sac shall be constructed to an extra width of 10 feet (3.048 meters); said extra width to begin at the intersection of the proposed cul-de-sac with the higher order street and extending for a distance equal to the difference between the ultimate length of the road and the 500 foot (152.4 meters) length requirement of this section. The distance shall not include transition areas. Street rights-of-way, bracketing the extra width, shall also be increased in kind.

(6)

In areas of the Township where public water is not provided, the maximum length of a cul-de-sac street shall not exceed 500 feet (152.4 meters).

(7)

P-loops (loop streets from a single access point) shall have an entrance leg not exceeding 500 feet (152.4 meters). The loop of a P-loop shall have a street length not exceeding 3,000 feet (914.4 meters).

(8)

Where the sum of the length of the entrance leg and ½ the street length of the loop exceeds 500 feet (152.4 meters) in length, there shall be provided a stabilized emergency vehicular access in accordance with approval of the Township Fire Chief at least 10 feet (3.048 meters) in width. The emergency access shall lead from the most remote point in the loop and give direct access to an adjacent street. If direct access to an adjacent street is unobtainable from the most remote point in the loop, the emergency access shall be located at an appropriate point along the length of the loop. The width of the easement shall be 15 feet (4.572 meters). Identification of the easement shall be the same as is provided for in this article.

Minimum turnarounds shall be in accordance with the Towamencin Township Engineering Standards, as last amended.

Provisions for snow removal shall be provided in all culs-de-sac. A snow removal easement shall be shown on the plans. No driveways or inlets are permitted within 20 feet (6.096 meters) of the easement area. Driveways around the cul-de-sac bulb shall be arranged in pairs to provide for the maximum area possible for snow removal. Inlets within culs-de-sac shall be marked with a reflectorized flexible high-impact plastic marker 48 inches (121.92 centimeters) in height.

The bulb orientation will be left-handed unless otherwise approved by the Township Engineer and the Public Works Director.

§ A109 Sidewalk design requirements.

Sidewalks within residential districts shall be a minimum of four feet (1.2192 meters) wide and between four to six feet (1.2192 to 1.8288 meters) wide within nonresidential districts at the discretion of the Board of Supervisors.

[Amended 7-10-2013 by Ord. No. 13-06]

Sidewalks shall be all-weather and be constructed as specified in the Streets, Curbs and Sidewalks Ordinance, Chapter 133 of the Code of the Township of Towamencin. A median strip of landscaped areas of grass shall separate all sidewalks from adjacent curbs or edge of the cartway.

[Amended 7-10-2013 by Ord. No. 13-06]

Sidewalks and pedestrian paths constructed along streets shall not exceed the maximum grade specified in § A103A of this chapter for the corresponding street classification. The maximum grade of sidewalks or pedestrian paths, outside of the right-of-way of public or private streets, shall not exceed 8%.

[Amended 7-10-2013 by Ord. No. 13-06]

Curb depressions shall be provided at street and other crossings and be designed to accommodate bicycles and wheel chairs.

Sidewalks, pedestrian and bicycle paths shall be laterally pitched at a slope of not less than ¼ inch per foot (0.635 centimeters per meter) to provide for adequate surface drainage.

Sidewalks adjacent to angle parking areas shall be increased by two feet (0.6096 meters) in width to prevent vehicular overhang from restricting pedestrian movement along the sidewalk unless stops are provided to prevent any portion of the vehicle from overhanging the sidewalk.

§ A110 Parking area location.

For all nonresidential uses, all parking areas shall be located to the rear or side of any building. As a minimum, all parking areas shall be set back 15 feet (4.572 meters) from the ultimate right-of-way line and all property lines pursuant to the provisions of the Zoning Ordinance,[1] as last amended. The edge of any parking area shall not be closer than 20 feet (6.096 meters) from the outside wall of the nearest building.

Editor's Note: See Ch. 153, Zoning.

Facilities with major parking requirements shall arrange buildings and open space in order to provide for groups of small parking areas as opposed to one large parking facility.

§ A111 Parking area circulation.

All parking aisles shall be designed to discourage through motor vehicular circulation.

No individual parking aisle shall include greater than 18 parking stalls on one side or 36 parking stalls on both sides.

Collector drives without any parking shall be required to connect all parking aisles.

Dead-ended parking areas shall be discouraged for lots of 50 or more parking spaces. All dead-ended parking areas shall be provided with a turnaround either circular, "T" or "Y" shaped.

Access areas are those areas adjacent to a structure, facility or use area which are primarily intended to provide for such functions as pickup and delivery, servicing and emergency vehicle access. Access areas shall not include parking areas.

Access areas shall be clearly delineated by signs noting use restrictions.

All service and delivery areas shall be laid out so that their periodic use will not obstruct the normal flow of vehicular traffic and pedestrian circulation.

Areas primarily intended for picking up and/or discharging passengers or goods shall be clearly designated by pavement parking and signs.

Parking shall not be permitted along driveways or accessways which serve as the main entrance(s) or exit(s) to parking areas with a capacity of 150 cars or more.

Pedestrian paths shall be provided from the parking areas to the entrances of buildings and adjacent street sidewalks.

Pedestrian walks crossing the parking area shall be delineated by use of a paving material different from that which is used for the parking area.

Pedestrian walks in parking areas shall not be subject to the concentration of surface runoff.

§ A112 Table of parking dimensional requirements.

The parking dimensional requirements shall be no less than those listed in the following table:

			Driveway Width
Parking Angle of Parking (degrees)	Stall Width (feet/meters)	Stall Depth (feet/meters)	One-Way (feet/meters)	Two-Way (feet/meters)
90°	9/2.74321	18/5.48642	5/7.62	25/7.62
60°	9/2.7432*	19/5.79121	18/5.4864
45°	9/2.7432*	18/5.4864	16/4.8768
Parallel	9/2.7432	22/6.7056

*NOTE: Width is measured perpendicular to the side lines.

§ A113 Parking area construction details.

[Amended 4-25-2018 by Ord. No. 18-01]

All parking areas shall be physically defined by one or more of the following methods: concrete curbing, wood or concrete bollards, railroad ties, or concrete tire stops.

All construction requirements shall be in accordance with Pennsylvania Department of Transportation's Form 408 Specifications, as last amended, and/or as required by the Township Engineer, but in no case shall be less than the following minimum standards:

For standard asphalt pavement, the specification shall, in no case, provide less than one-and-one-half-inch (3.81 centimeters) depth superpave volumetric asphalt mixture design, 9.5MM, PG 64-22, HMA wearing course, 0.3 to 3.0 ESALS and three inches (7.62 centimeters) depth superpave volumetric asphalt mixture design, 19 MM, PG 64-22, HMA binder course, 0.3 to 3.0 ESALS, on six-inch (15.24 centimeters) depth crushed aggregate base course.

Porous pavement is permitted, in parking spaces only, with the following conditions:

The design of the porous pavement and infiltration testing must be in accordance with the Pennsylvania Stormwater Best Management Practices Manual, December 2006, as last amended (PA BMP Manual).

The porous pavement may be porous asphalt, pervious concrete or permeable interlocking paver units with the following requirements:

For porous asphalt pavement, the specification shall provide a minimum thickness of compacted porous asphalt of 2 1/2 inches (6.35 centimeters) with a minimum of one inch choker (stabilizer) course of clean, washed AASHTO No. 57 crushed stone.

For porous concrete, the specification shall provide a minimum thickness of porous concrete of four inches (10.16 centimeters) with a minimum of one inch choker (stabilizer) course of clean, washed AASHTO No. 57 crushed stone.

For permeable interlocking paver units, the specification shall be in accordance with the manufacturer's recommendations.

The design of infiltration systems beneath the porous pavement must meet the requirements for infiltration BMPs as contained in the Towamencin Township Stormwater Management Ordinance.[1]

Editor's Note: See Ch. 132, Stormwater Management.

All porous pavement must include an overflow system to prevent stormwater from rising to the level of the pavement surface.

All end parking stalls shall be separated from parking isles and internal circulation bays by a raised planting island of not less than three feet (0.9144 meter) in width.

§ A114 Off-street loading facilities.

Off-street loading facilities shall be designed to conform to the following specifications:

Each required space shall be no less than 14 feet (4.2672 meters) wide, 50 feet (15.24 meters) long, and 17 feet (5.1816 meters) high, exclusive of drives and maneuvering space, and located entirely on the lot being served;

There shall be appropriate means of access to a street as well as adequate maneuvering space.

§ A115 Curbs.

[Amended 12-17-2003 by Ord. No. 03-09; 7-10-2013 by Ord. No. 13-06]

Concrete curbs shall be installed along each side of all roads. Curbing shall be constructed as specified in the Streets, Curbs and Sidewalks Ordinance, Chapter 133 of the Code of the Township of Towamencin. A combination curb and gutter may be used at the option of the developer when approved by the Township Engineer.

§ A116 Street trees and plantings.

All plans for sites of 10 acres (40,470 square meters) or more shall include landscaping plans prepared by a landscape architect.

Street trees, buffer yards, and other required planting shall be in accordance with this chapter.

Street trees and other required plant material shall not be planted until the finished grading of the subdivision or land development has been completed.

Plans for proposed street tree planting or buffer zone plantings shall be reviewed and approved by the Township.

Street trees and other required planting shall be guaranteed for a period of 18 months from the date of planting and shall be certified to be alive and healthy, as determined by a landscape architect, arborist, or nurseryman at the end of the guarantee period. All such plant materials shall be inspected for approval by the Township at the end of the guaranteed period. Should a disagreement arise as to whether the planting is alive and healthy, a consultant shall be retained by the Township, at the expense of the developer, to make a final determination.

Street trees shall not be planted opposite each other, but shall alternate.

At intersections, trees shall be located no closer than 50 feet (15.24 meters) from the intersection of the curb.

Street trees shall be planted five feet (15.24 meters) outside the right-of-way, unless otherwise approved by the Board of Supervisors.

Street trees shall not be closer than:

Eight feet (2.4384 meters) from the edge of any sidewalk or curb;

Twelve feet (3.6576 meters) from the edge of any uncurbed cartway or one story building; or

Twenty-five feet (7.62 meters) from any overhead utility line or two or more story building.

Plant material.

General requirements.

Plant material shall not, at maturity, obstruct the necessary visibility of traffic control signs or signals, nor obstruct visibility at street intersections or driveway entrances.

Plant material shall be selected to minimize future maintenance costs, including, but not limited to, considerations of pruning, tree removal, and sidewalk repair.

Plant material shall not interfere with underground utilities or stormwater management facilities.

Plant material shall be adaptable to the specific planting site and able to achieve the specified design objectives of the plan.

Plant material shall be spaced to permit the healthy growth of each plant.

Street trees and associated planting shall be required for any subdivision or land development as part of the design and construction of:

New streets;

New sidewalks or pedestrian ways;

Existing streets, sidewalks, pedestrianways, highways, bicycle or other trails or pathways when they abut or lie within the subdivision or land development;

Access driveways to residential developments serving greater than four dwelling units.

Number and placement of trees shall be:

Forty feet (12.192 meters) on center in street rights-of-way as part of any subdivision or land development;

Each 40 feet (12.192 meters) of medial divider or cul-de-sac landscaped island.

Tree caliper at time of planting, as measured from four feet (1.2192 meters) above ground level, shall be no less than 2 1/2 inches (6.35 centimeters).

The applicant shall indicate the tree species proposed to be installed. The following plant material is approved for use within the Township provided that the specific site is suitable:

Shade or canopy trees suitable for street trees or parking lots as well as for buffers and screens [minimum two-and-a-half-inch caliper (6.35 centimeters)].

	Botanical Name	Common Name
	Acer rubrum	Red Maple (native)
	Celtis sp.	Hackberry (native)
	Cladastris lutea	Yellow Wood (native)
	Corylus colurna	Turkish Filbert
	Fraxinus pennsylvania landceolata	"Marshall's Seedless"
	cv. Marshall's seedless	Ash (native)
	Ginkgo biloba	Ginkgo (male only)
	Gleditsia triacanthos, inermis	Thornless Honeylocust
	Koelreuteria paniculata	Golden Rain Tree
	Liquidamber styraciflua	Sweet Gum (native)
	Quercus bicolor	Swamp White Oak (native)
	Quercus borealis	Scarlet Oak (native)
	Quercus imbricaria	Shingle Oak (native)
	Quercus phellos	Willow Oak (native)
	Quercus prinus	Chestnut Oak
	Quercus rubra	Red Oak (native)
	Robinia pseudoacacia	Black Locust (native)
	Sophora japonica	Japanese Pagoda tree
	Tilia americana	American Linden (native)
	Tilia cordata	Little Leaf Linden
	Tilia tomentosa	Silver Linden
	Ulmus parvifolia	Chinese Lacebark Elm
	Zelkova serrata	Japanese Zelkova

Shade or canopy trees suitable for property line buffers and nonvehicular use areas only [minimum of two-and-one-half-inch caliper (6.35 centimeters)].

	Botanical Name	Common Name
	Acer saccharinum	Silver Maple (native)
	Acer saccharum	Sugar Maple (native)
	Betula lenta	Sweet Birch (native)
	Betula nigra	River Birch (native)
	Carya ovata	Shagbark Hickory (native)
	Carya sp.	Hickory (native)
	Fagus grandifola	American Beech (native)
	Fagus sylvatica	European Beech
	Fraxinus americana	White Ash (native)
	Juglans nigra	Black Walnut (native)
	Liriodendron tulipifera	Tulip tree (native)
	Metasequoia glypostroboides	Dawn Redwood
	Ostrya virginiana	Hop Hornbeam (native)
	Phellodendron amurense	Amur Cork Tree
	Plantanus acerifolia	London Plane
	Prunus virginiana	Chokecherry (native)
	Quercus alba	White Oak (native)
	Quercus coccinea	Scarlet Oak (native)
	Quercus palustris	Pin Oak (native)
	Quercus vellutina	Black oak (native)
	Sassafras albindum	Sassafras (native)

Ornamental trees suitable for property line buffers or site element screens 10 to 30 feet (3.048 to 9.144 meters) at maturity [minimum of two-inch caliper (5.08 centimeters)].

	Botanical Name	Common Name
	Amelanchier canadensis	Serviceberry (native)
	Carpinus carolinia	Ironwood (native)
	Cercis candensis	Red Bud (native)
	Chionanthus virginicus	Fringetree (native)
	Cornus florida	Flowering Dogwood (native)
	Cornus kousa	Japanese Dogwood
	Cornus mas	Cornelian Cherry
	Crataegus cv. Toba	Toba Hawthorn
	Crataegus mollis	Downy Hawthorn
	Crataegus oxycantha	English Hawthorn
	Crataegus phaenopyrum	Washington Hawthorn
	Eleagnus augustofolia	Russion Olive
	Halesia carolinia)	Silverbells (native)
	Hammamelis virginiana	Witch Hazel (native)
	Koelreuteria paniculata	Golden Raintree
	Laburnum vossi	Goldenchain
	Magnolia soulangeana	Saucer Magnolia
	Magnolia virginiana	Sweetbay Magnolia (native)
	Malus sp.	Crab Apple Species (native)
	Oxydendrum arboreum	Sourwood (native)
	Prunus sargentii	Sargent Cherry
	Prunus serrulata cv.Kwanzan	Kwanzan Cherry
	Pyrus calleryana cv.Bradford	Bradford Pear
	Pyrus calleryana cv.Redspire	Redspire Pear
	Rhus glabra	Smooth Sumac (native)
	Rhus typhina	Staghorn Sumac (native)
	Sorbus aucuparia	European Mountain Ash
	Styrax japonica	Japanese Snowbell
	Syringa amurensis japonica	Japanese Tree Lilac

Large deciduous shrubs suitable for use in property line buffers or site element screen (not clipped hedges) [mature height between five and 15 feet (1.524 meters and 4.572 meters)].

	Botanical Name	Common Name
	Aronia arbutifolia	Black Chokeberry (native)
	Calycanthus floridus	Sweet Shrub (native)
	Cephalanthus occidentalis	Buttonbush (native)
	Clethra acuminata	Summersweet (native)
	Cornus serica	Red Osier Dogwood (native)
	Enkianthus campanulatus	Redvien Enkianthus
	Euonynonous alatus	Burning Bush
	Forsythia sp.	Forsythis
	Fothergilla major	Large Fothergilla (native)
	Ilex verticilata	Winterberry (native)
	Lindera benzoin	Spicebrush (native)
	Myrica pennsylvanica	Bayberry (native)
	Philadelphus spp.	Mock Orange
	Physocarpus opulifolius	Common Ninebark
	Sambucus canadensis	Elderberry (native)
	Spirea nipponica	Snow Mound Spirea
	Vaccinium corymbosum	Blueberry (native)
	Viburnum dentatum	Arrow Wood (native)
	Viburnum lentago	Nannyberry (native)
	Viburnum prunifolium	Black Haw (native)
	Viburnum spp.	Other Large Viburnums
	Viburnum trilobum	American Cranberry (native)

Deciduous or evergreen shrubs suitable for clipped hedges in property line buffers or site element screens [six to 20 feet (1.8288 meters to 6.096 meters) at maturity].

	Botanical Name	Common Name

	Acanthopanax pentaphyllus	Five Leaf Aralia
	Aronia arbutifolia	Chokeberry (native)
	Berberis sp.	Barberry Sp.
	Cornus mas	Cornelian Cherry
	Cotoneaster salicifolia	Willowleaf Cotoneaster
	Euonymous alatus	Burning Bush
	Euonymous alatus campactus	Dwarf Burning Bush
	Euonymous fortuneii vegetus	Big Leaf Wintercreeper
	sarcoxie
	Ilex crenata 'compacta'	Compact Japanese Holly
	Ilex glabra	Inkberry (native)
	Ilex crenata 'hetzi'	Hetz Holly
	Juniperus chinensis 'glauca hetzi'	Hetz Blue Juniper
	Juniperus chinensis 'pfitzeriana' compacta	Compact Pfitzer Juniper
	Ligustrum ibolium	Ibolium Privet
	Lonicera fragrantissima	Winter Honeysuckle
	Philadelphus lemionei	Mock Orange
	Ribes alpinum	Currant
	Taxus baccata	English Yew
	Taxus brownii	Brown's Yew
	Taxus canadensis	Canada Yew
	Taxus densiformis	Dense Yew
	Taxus media Hatfieldi	Hatfield Yew
	Viburnum dentatum	Arrow Wood (native)
	Viburnum lentago	Nannyberry (native)
	Viburnum opulus	European Cranberry Bush
	Viburnum prunifolium	Black Haw (native)
	Thuja sp.	Arborvita

(f)

Evergreen shrubs suitable for site element screens.

	Botanical Name	Common Name
	Azalea - evergreen species - must reach three-foot height (0.9144 meters)	Azalea
	Chamaecyparis obtusa	Chamaecyparis
	Chamaecyparis pisifera	Chamaecyparis
	Ilex crenata "hetzi"	Japanese Holly
	Ilex glabra	Inkberry (native)
	Ilex mesevvea	Blue Holly Series
	Juniperus chinensis "Hetzi Glauca"	Hetz Blue Jumiper
	Juniperus virginiana	Eastern Red Cedar (native)
	Kalmia latifolia and cvs	Mountain Laurel (native)
	Leucothoe fontanessiana	Leucothoe
	Pieris floribunda	Mountain Andromeda (native)
	Pieris japonica	Japanese Andromeda
	Rhododendron sp.	Various Large Rhododendrums
	Taxus sp.	Yew
	Thuja sp.	Arborvitae
	Viburnum rhytidophillum	Leatherleaf Viburum

(g)

Evergreen trees suitable for property line buffers or site element screens [minimum height five feet (1.524 meters)].

	Botanical Name	Common Name
	Abies concolor	White Fir
	Ilex opaca	American Holly (native)
	Picea abies	Norway Spruce
	Picea omorika	Siberian Spruce
	Picea pungens	Colorado Spruce
	Pinus strobus	White Pine (native)
	Pinus thunbergii	Japanese Black Pine
	Pseudotsuga menziesii	Douglas Fir
	Tsuga canadensis	Canadian Hemlock (native)
	Tsuga caroliniana	Carolina Hemlock (native)

(6)

Plant material specifications.

Plant names shall agree with the nomenclature of Standard Plant Names as adopted by the American Joint Committee on Horticulture Nomenclature, 1942 edition, as last amended. Size and grading standards shall conform to those specified by the American Association of Nurserymen in the latest edition of the U.S.D.A. Standards for Nursery Stock. No substitutions shall be permitted except by written permission from the Township.

All plants shall be typical of their species or variety. They shall have normal, well-developed branches and virorous fibrous root systems. All plants shall be nursery-grown, unless otherwise stated; they shall have been growing under the same climate conditions as the Township for at least four years prior to date of planting. All plants which are found unsuitable in growth or condition, or which are not true to name, shall be removed and replaced with acceptable plants.

Plants shall be measured as they stand in their natural position. Stock furnished shall be a fair average of the minimum sizes specified or of the range given in the U.S.D.A Standards for Nursery Stock. Larger plants cut back to sizes specified shall not be accepted.

All precautions customary in good trade practice shall be taken in preparing plants for moving. All balled and burlapped plants shall be dug to meet or exceed the U.S.D.A. Standards for Nursery Stock.

Plants shall be packed, transported and handled with utmost care to insure adequate protection against injury. Each shipment shall be certified by state and federal authorities to be free from disease and infestation.

(f)

In order to achieve the effect established in the planting plan, uniformity of plant material is desired. The plant material shall be of the same size, age, and cultivar, and shall have been obtained from the same nursery.

§ A117 Landscaping of off-street parking areas.

Within the parking facility there shall be planted at least one tree of four-inch (10.16 centimeters) caliper minimum for every five parking spaces in single bays and one tree of four-inch (10.16 centimeters) caliper minimum for every 10 parking spaces in double bays. Trees shall be planted in such a manner so as to afford maximum protection from the sun for parked vehicles.

A minimum of 10% of any parking lot facility over 2,000 square feet (185.8 square meters) in gross area shall be devoted to landscaping, inclusive of all required trees. For the purpose of this calculation, the parking lot area square footage shall be defined as consisting of all parking stalls, access ways, and driveways which are immediately adjacent to such stalls. The required landscaping shall be provided within this denoted area. No individual landscape area within a parking lot shall be less than 200 square feet (18.58 square meters).

The perimeter of all parking facilities shall be landscaped to meet the following buffer requirements in order to visually screen the motor vehicles:

[Amended 2-24-2016 by Ord. No. 16-02]

The parking lot perimeter shall be landscaped to provide a visual buffer. The plant materials shall include a mix of evergreen and deciduous trees and shrubs in a naturalistic arrangement. The buffer shall consist of a minimum of one evergreen tree for each 35 linear feet; one ornamental or shade tree for each 50 linear feet; and one shrub for each four linear feet of the parking lot perimeter. Informal groupings of more closely spaced plants which reflect the natural character of the site are encouraged.

The minimum width of the parking lot buffer area shall be 10 feet except when required otherwise by Appendix 136A, § 119, Buffer yard requirements, Subsection A(2)(b).

In addition to the requirements outlined in Paragraph C(1) above, any parking area closer than 50 feet to a public street, right-of-way or residential district shall include a continuous row of shrubs at a rate of one shrub per four linear feet of parking edge, fence, wall, berm or combination of these to a minimum height of three feet between the street or residential district and parking area.

Existing vegetation of appropriate species and quantities on the property can be considered in the fulfillment of these requirements if permitted by the Board of Supervisors.

The trees and shrubs acceptable for use in the parking lot perimeter planting shall be in accordance with Appendix 136A, § A116J. The minimum size of the plant material at the time of planting shall be as follows:

Shrubs used for parking area buffering must be a minimum of 24 inches (60.96 centimeters) in height at the time of planting.

Tree caliper, as measured from four feet (1.2192 meters) above ground level, shall be no less than 2 1/2 inches (6.35 centimeters).

Evergreen trees shall have a minimum height of five feet (1.524 meters).

§ A118-1 Riparian corridor buffers.

All watercourses shall be protected by the establishment of a riparian corridor buffer on each side of the watercourse and containing one shade tree, minimum four-foot height, staggered at twenty-foot centers, and one shrub, at minimum height of 18 inches, staggered at three-foot centers. All materials shall conform to existing approved species list and shall be approved by the Township Horticulturist.

§ A118 Detention basin landscaping.

Disturbed areas within the basin shall be planted with covered vegetation such as grass, crown vetch, native grasses, and/or appropriate shrubs. All trees proposed to be planted within the basin or within 50 feet from the basin fringe must be reviewed and approved by the Township Horticulturist and/or landscape architect. The choice of such vegetation will be based upon the intended use of the basin, maintenance requirements, structural integrity of the berm area, and conformity with surrounding landscaping.

Specialized plantings suitable for wet conditions should be planted in portions of the basin that retain water or that contain soils under saturated conditions.

Landscaping design should reduce overall maintenance requirements for the basin. The use of native grass and shrubs is encouraged for this reason.

Plants that attract wildlife are encouraged. However, landscape designs should not encourage burrowing animals.

To reduce erosions, the flow from the inlet to outlet pipe will be directed in a sodded swale eight feet (2.4384 meters) wide by six inches (15.24 centimeters) deep.

Trees should not be planted on the basin berm or dam. Shrubs can be planted in this area.

In order to reduce runoff and erosion, existing topsoil, trees, and shrubs should be preserved within and surrounding the stormwater basin excluding the earth berm.

Within any detention basin one of the following seed mixtures shall be used:

Crown vetch establishment (legume).

Crown vetch, plus 20 pounds (9,072 grams)/acre.

Tall fescue, plus nurse grass (use one) 25 pounds (11,340 grams)/acre.

Annual ryegrass, or 30 pounds (13,608 grams)/acre.

Perennial ryegrass 30 pounds (13,608 grams)/acre.

Birdsfoot trefoil establishment (legume).

Birdsfoot trefoil, plus eight pounds (3,628.8 grams)/acre.

Tall fescue, plus 25 pounds (11,340 grams)/acre Nurse grass (use one).

Annual ryegrass, or 30 pounds (13,608 grams)/acre.

Perennial ryegrass 30 pounds (13,608 grams)/acre.

Deertongue grass establishment (legume). (NOTE: Deertongue grass establishment may be maintained as a turf-grass and used for recreational purposes.)

Deertongue grass, plus 10 pounds (4,536 grams)/acre Companion, (use one).

Tall fescue, or 25 pounds (11,340 grams)/acre.

Birdsfoot trefoil, plus six pounds (2,721.6 grams)/acre Nurse grass (use one).

Annual ryegrass or 30 pounds (13,608 grams)/acre.

Perennial ryegrass 30 pounds (13,608 grams)/acre.

Preferred varieties.

Preferred varieties are:

Deertongue grass - Tioga.

Tall fescue - Ky. 31.

Perennial ryegrass - Pennfine or Manhattan.

[4]

Crownvetch - Penngift.

[5]

Birdsfoot Trefoil - 50/50 mixture of Empire and either Maitland or Viking.

Since other seed varieties may be equally suited to perform the purpose and, the mixture stated in this chapter or the preferred seeds may not always be readily available, other seed varieties of equal quality shall be acceptable upon approval from the Township Engineer.

Within any detention basin the following plant material is suitable for occasionally flooded and permanently wet areas:

Canopy trees suitable for stormwater dentention basins.

	Botanical Name	Common Name
	+ Acer rubrum	Red Maple
	* Acer saccariunum	Silver Maple
	* Betula nigra	River Birch
	* Fraxinus americana	White Ash
	* Ilex opaca	American Holly
	+ Liquidamber Styraciflua	Sweet Gum
	* Nyssa sylvatica	Black Gum
	* Quercus phellos	Willow Oak
	+ Quercus bicolor	Swamp White Oak
	* Quercus pallustris	Pin Oak
	+ Taxodium distichum	Bald Cypress

	NOTES:
	* = Usually well-drained, but subject to occasional flooding.
	+ = Permanently wet areas.

Deciduous/evergreen ornamental trees suitable for stormwater detention basins.

	Botanical Name	Common Name
	* Amelanchiar canadensis	Shadbush
	* Carpinus carolinia	Ironwood
	* Chloanthus virginiana	Fringetree
	* Magnolia virginiana	Sweetbay
	+ Salix Caprea	Willow
	+ Salix discolor	Willow
	* Thuja occidentalis cv. nigra	Arborvitae

	NOTES:
	* = Usually well-drained, but subject to occasional flooding.
	+ = Permanently wet areas.

Deciduous or evergreen shrubs suitable for stormwater detention basins.

	Botanical Name	Common Name
	+ Aronia arbutifolia	Red Chokeberry
	* Caly canthus florida	Sweetshrub
	+ Cephalanthus occidentalis	Button Bush
	+ Clethra alnifolia	Summersweet
	+ Cornus amonum	Silky Dogwood
	+ Cornus serica	Red-Stem Dogwood
	* Hammamelis virginiana	Witch Hazel
	+ Ilex glabra	Inkberry
	+ Ilex verticilata	Winterberry
	* Lindera benzoin	Spice Bush
	+ Myrica cerifera	Southern Bayberry
	+ Myrica pennsylvanica	Northern Bayberry
	+ Rhodedendron nudiflorum	Pinxterbloom Azalea
	+ Rhodedendron viscosim	Swamp Azalea
	* Sambucus canadensis	Elderberry
	* Viburnum cassanoides	Witherod
	* Viburnum dentatum	Arrow Wood
	* Viburnum lentago	Nannyberry
	* Viburnum tribolum	American Cranberry

	NOTES:
	* = Usually well-drained, but subject to occasional flooding.
	+ = Permanently wet areas.

Herbaceous perennials suitable for detention basins.

	Botanical Name	Common Name
	* Aster novae angliae	New England Aster
	* Chrysanthemum lencanthemum	Ox-Eye Daisy
	* Echinacea purpurea	Purple Cornflower
	+*Eupatorium fistulosum	Hollow Joe Pye Weed
	* Hemerocallis sp.	Day Lily
	* Hesperis matronalis	Dames Rocket
	+ Hibiscus moshentos	Rose Mallow
	+*Iris pseudocaris	Yellow Iris
	+ Iris vericolor	Blue Flag
	+* Lobelia cardinalis	Cardinal Flower
	+*Lobelia siphilitica	Blue Lobelia
	* Monarda didyma	Bee Balm
	+* Panicum virgatumSwitchgrass
	* Phalaris arundinacae	Canary Reed Grass
	* Rudbeckia sp.	Black-Eyed Susan
	+ Scirpus acustus	Hard Stem Bullrush
	+ Spartina alternifolia	Cordgrass
	+ Typha angustifolia	Narrowleaf Cattail
	+ Typha latifolia	Common Cattail
	+* Vernonia noveboracensis	New York Iron Weed

	NOTES:
	* = Usually well-drained, but subject to occasional flooding.
	+ = Permanently wet areas.

§ A119 Buffer yard requirements.

To determine the required buffer yard and planting schedule, the following three-step procedure shall apply:

Step 1: Site analysis and determination of buffer yard class.

For each property boundary, the applicant shall determine the adjacent land use or street classification. Land use information shall be determined by an on-site survey, and the Comprehensive Plan shall be utilized to determine street classifications.

Table 1[1] specifies the buffer yard class for each boundary. The applicant shall match his proposed land use with the corresponding adjacent land use or street classification for each property boundary. The letter indicates the buffer yard class.

Editor's Note: Table 1 is included as an attachment to this Appendix.

Step 2: Selection of the planting option for the buffer class.

After determining the buffer class, the applicant shall select a planting option from Table 2. For each buffer class several planting options are available, one of which the applicant shall select to meet the buffer yard requirement for each boundary. However, the Board of Supervisors may permit an alternative planting option which shall have a screening capability equal to, or greater than, any of the available options.

The options set forth in Table 1[2] indicate the minimum amount of plant material that is required per linear foot of property line. However, the Board of Supervisors shall, at its discretion, have the power to increase the amount of planting required (per Table 2) when it is believed that required buffer materials are not capable of providing a desirable transition between the existing and proposed land uses. Unless stated below, plantings are required to be aligned adjacent to property lines or right-of-way boundaries, but may be sighted on any portion of the property if permitted by the Board of Supervisors. Plant materials shall be so arranged to allow for proper growth and to provide the buffer intended herein. All Class A buffers shall have a minimum width of at least 15 feet (4.572 meters); all Class B buffers shall have a minimum width of at least 25 feet (7.62 meters) and all Class C buffers shall have a minimum width of at least 25 feet (6.096 meters).

[Amended 2-26-2015 by Ord. No. 15-02; 2-24-2016 by Ord. No. 16-02]

Editor's Note: Table 1 is included as an attachment to this Appendix.

Where a buffer requires the installation of canopy trees, such trees shall be installed in addition to all street tree requirements where applicable.

Buffer yard plantings shall be designed so that the first floor of the proposed use will be adequately buffered and/or screened from the view of the existing adjacent uses at the first floor level. A scaled rendering which provides an elevation view illustrating the screening effect of the proposed buffer landscaping when viewed from abutting properties that are impacted by the proposed land use must be provided to demonstrate that this requirement has been met.

[Added 2-26-2015 by Ord. No. 15-02]

Berms with side slopes no steeper than four feet horizontal to one foot vertical (4:1) may be used to supplement landscape planting.

[Added 2-26-2015 by Ord. No. 15-02]

Table 2
Planting Options
[Amended 1-17-2001 by Ord. No. 01-1; 2-26-2015 by Ord. No. 15-02]
Class	Option
A	One	1 canopy tree per 40 feet (12.192 meters)
		+1 flowering tree per 60 feet (18.288 meters)
		+1 evergreen tree per 60 feet (18.288 meters)
		+1 shrub every 20 feet (6.096 meters), informally arranged
	Two	1 canopy tree per 40 feet (12.192 meters)
		+1 evergreen tree per 30 feet (9.144 meters)
		+1 shrub per 20 feet (6.096), informally arranged
B	One	1 evergreen tree per 8 feet (2.4384 meters), informally arranged
	Three	1 evergreen tree per 15 feet (4.572 meters)
		+1 evergreen shrub per 8 feet (2.4384 meters),
	Four	1 evergreen tree per 10 feet (3.048 meters)
		+1 shrub per 4 feet (1.2192 meters), informally arranged

	Five	Hedgerow on property line of 3-foot (0.9144 meters) centers
C	One	3 canopy trees per 100 feet (30.480 meters)
		+ 10 evergreen trees per 100 feet (30.480 meters) with no white pine (Pinus strobus)
		+ 25 shrubs per 100 feet (30.480 meters)

Step 3: Selection of plant materials from the plant materials list. Each planting option may utilize any of the plant materials outlined in the Towamencin Township Engineering Standards, as last amended. The Board of Supervisors may permit other planting types if they are hardy to the area, are not subject to blight and disease, and are of the same general character and growth habitat as those listed in the Towamencin Township Engineering Standards. All plant material shall meet the standards of the American Association of Nurserymen.

The applicant shall not be required to provide a buffer yard should existing planting, topography, or man-made structures be acceptable for screening purposes by the Board of Supervisors.

When the buffer plantings are near overhead utility lines, the following requirements apply.

[Added 5-27-2015 by Ord. No. 15-08]

Within 20 feet of the overhead utility lines, small trees with a mature height of 25 feet or less shall be provided.

Within the area between 20 feet and 50 feet of the overhead utility lines, trees with a mature height of 40 feet or less shall be provided.

Within the area 50 feet or more from overhead utility lines, trees with a mature height greater than 40 feet may be provided.

Recommended[3] species for the smaller trees near overhead utility lines are as follows:

	Deciduous Trees
	Acer buergerianum (Trident maple)
	Acer campestre (Hedge maple)
	Acer ginnala (Amur maple)
	Acer tataricum (Tatarian maple)
	Acer griseum (Paperbark maple)
	Amelanchier spp. (Serviceberry species)
	Carpinus caroliniana (American hornbeam)
	Cercis canadensis (Red bud)
	Cornus florida (Flowering dogwood)
	Cornus kousa (Kousa dogwood)
	Cornus mas (Cornelian dogwood)
	Crataegus crusgalli var. inermis (Thornless cockspur hawthorn)
	Crataegus laevigata "Superba" (English hawthorn)
	Crataegus x lavallei (Lavalle hawthorn)
	Crataegus phaenopyrum (Washington hawthorn)
	Crataegus viridis "Winter King" (Winter king hawthorn)
	Malus "Adirondack" (Adirondack crab apple)
	Malus "Prairifire" (Prairifire crab apple)
	Malus "Profressor Sprenger" (Professor Sprenger crab apple)
	Prunus serrulata "Shirotae" (Mt. Fuji cherry)
	Prunus subhirtella "Autumnalis" (Autumn flowering cherry)
	Prunus virginiana (Chokecherry)
	Prunus virginiana "Schubert" (Canada red chokecherry)
	Syringa reticulata "Ivory Silk" (Japanese tree lilac)
	Syringa reticulata "Summer Snow" (Japanese tree lilac)
	Evergreen Trees
	Juniperus chinensis "Spartan" (Spartan Chinese juniper)
	Juniperus chinensis "Green Column" (Green column Chinese juniper)
	Juniperus scopulorum "Gray Gleam" (Grey gleam rocky mountain juniper)
	Juniperus scopulorum "Moonglow" (Moonglow rocky mountain juniper)
	Juniperus virginiana "Emerald Sentinel" (Emerald sentinel eastern red cedar)
	Juniperus virginiana "Manhattan Blue" (Manhattan blue eastern red cedar)
	Thuja occidentalis "Emerald" (Emerald American arborvitae)
	Thuja occidentalis "Techny" (Techny American arborvitae)

Recommended tree list from PECO website for placement near overhead wires.

§ A120 Minimum easement widths.

Drainage easements shall be required along natural watercourses with a minimum width of 20 feet (6.096 meters). Such easements may be used for storm drainage systems, sanitary sewer lines, and open space. Where conditions warrant, such as in floodplains, additional widths may be required.

A minimum easement width of 25 feet (7.62 meters) shall be required for all storm drainage systems and sanitary sewer systems which are located outside of the public right-of-way and wherever storm drainage is collected in swales and ditches. An additional five feet (1.524 meters) of easement width shall be required for each additional utility which is placed within the easement area.

§ A121 Grading, soil erosion and sediment controls.

General requirements.

All land development shall protect streams, lakes and ponds from sedimentation damage, and control erosion in accordance with the Clean Streams Law, P.L. 1987, and regulations adopted by DER, Chapter 102, except that all developments, regardless of size, shall submit an erosion and sediment control plan as part of the preliminary land development plan for review by the Montgomery County Conservation District or Township Engineer.

In accordance with the Clean Streams Law, P.L. 1987, no changes shall be made in the contour of the land and no grading, excavation, removal or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced, until such time that a plan for minimizing erosion and sedimentation has been approved by the Montgomery County Conservation District.

Where an erosion and soil erosion control plan is required, no earth moving shall be permitted until the Township is in receipt of a satisfactory review by Montgomery County Conservation District or Township Engineer.

Measures used to control erosion and reduce sedimentation shall, as a minimum, meet the standards and specifications of the Montgomery County Conservation District. In cases where the Montgomery County Conservation District does not have standards and specifications for erosion and sedimentation control, other known and commonly accepted standards and specifications may be used as approved by the Township Engineer.

Compliance with regulations and procedure.

Final plans for minimizing erosion and sedimentation, as approved, will be incorporated into the agreement and bond requirements as required by the Township (see § 136-802).

All lots, tracts or parcels shall be graded to provide proper drainage away from buildings and dispose of it without ponding, and all land within a development shall be graded to drain and dispose of surface water without ponding except where approved by the Township or where such ponding is part of the overall stormwater control plan for the site.

The subdivider or developer shall construct and/or install such drainage structures and/or pipes as are necessary to prevent erosion damage and to satisfactorily carry off, or detain, release surface waters.

Where drainage swales are used to divert surface waters away from buildings, they shall be sodded, planted or otherwise suitably protected as required and shall be of such slope, shape and size as to conform with the requirements of the Township Engineer. Concentration of surface water runoff shall be permitted only in swales, watercourses, retention or detention basins.

Excavations and fills.

Except for roadway embankment slopes, the excavation will conform to the following conditions:

The slope shall be no greater than 4:1.

The excavation is located so that a line having a slope of 4:1 and passing through any portion of the cut face will be entirely inside the property lines of the property on which the excavation was made, otherwise evidence of easements for slope shall be shown.

The material in which the excavation is made is sufficiently stable to sustain a slope of steeper than that required, but to a maximum of two horizontal to one vertical. For slopes steeper than 2:1, a written statement to that effect from a civil engineer, licensed by the Commonwealth of Pennsylvania and experienced in erosion control, shall be submitted to the Township Engineer and approved by him. The statement shall affirm that the site has been inspected and that the deviation from the slope will be stable.

[4]

A concrete or mortared stone masonry wall constructed in accordance with approved standards is provided to support the face of the excavation.

[5]

All slopes shall be properly stabilized.

No fill shall be made which creates any exposed surface steeper in slope than four horizontal to one vertical, except under the following conditions:

The fill is located so that settlement, sliding, or erosion will not result in property damage or be a hazard to adjoining property, streets, alleys or buildings.

For slopes steeper than 2:1, a written statement from a civil engineer, licensed by the Commonwealth of Pennsylvania and experienced in erosion control, certifying that he has inspected the site and that the proposed deviation from the maximum slope will not endanger any property or result in property damage, is submitted to and approved by the Township Engineer.

The top or bottom edge of slopes shall be a minimum of five feet (1.524 meters) from property or right-of-way lines of streets or alleys in order to permit the normal rounding of the edge without encroaching on the abutting property.

Adequate provisions shall be made to prevent surface water from damaging the cut face of excavations and the sloping surfaces of fills. Fill shall be placed and compacted so as to minimize sliding or erosion of the soil.

Fills shall not encroach into floodplains or constructed channels unless permitted as a special exception by the Zoning Hearing Board and/or the Pennsylvania Department of Environment Resources.

(f)

Fills placed within floodplain or constructed channels shall have suitable protection against erosion during periods of flooding.

(g)

Grading shall not be done in such a way so as to divert water onto the property of another landowner.

(h)

During grading operations, necessary measures for dust control must be exercised.

(i)

Grading equipment or construction equipment shall not be permitted to cross streams. Provisions shall be made for the installation of temporary culverts or bridges.

(j)

Adequate provisions shall be made to prevent equipment from carrying mud or debris from the site onto adjoining streets. An area 50 feet (15.24 meters) in width and 50 feet (15.24 meters) in length of stone ballast is required at all entrances and exits. In addition, mechanical tire cleaners may be required as deemed necessary by the Township during construction.

(6)

Storm drains shall be required to be constructed by the owner to take surface water from the bottom of vertical grades, to lead water away from springs, and to avoid excessive use of cross gutters at street intersections and elsewhere.

(7)

Unless otherwise directed by the Township and the Pennsylvania Department of Environmental Resources, watercourses shall remain open and shall not be piped or incorporated into a storm sewer system.[1]

Editor's Note: Original Section A122, Stormwater management, which immediately followed this subsection, was repealed 1-17-2001 by Ord. No. 01-1. This ordinance also provided for the renumbering of original Sections A123 through A131 as Sections A122 through A130.

§ A122 Sanitary sewers.

Sewers. Sanitary sewers shall be installed and connected to the public sanitary sewer system following review of plans and approval by the UGTMA.

Sanitary sewers, with connection to each building in a subdivision or land development, shall be installed at the expense of the applicant or subdivider, and connected to the public sanitary sewer system. The sanitary sewer shall be extended through the project to the property lines of the site so that adjacent land has access to the public sewers.

Sanitary sewers shall be constructed according to UGTMA Standards and the Pennsylvania Sewage Manual of the DER.

Wherever practical, sanitary sewers shall be installed and connected to the Upper Gwynedd-Towamencin Municipal Sewer Authority.

If sewers are not available in the vicinity, but are considered reasonably necessary in the near future by the Township or the Pennsylvania Department of Environmental Resources or other appropriate state agency for the area in question, a system of sewers, together with all necessary laterals extending from mains to the street right-of-way line shall be installed at the expense of the developer. The sewer lines shall be suitably capped at the limits of the subdivision or land development and the laterals shall be capped at the right-of-way. The sewer installations shall include the construction within rights-of-way or easement to bring the sewer to the future connection with the Township sanitary sewer system.

All public sanitary sewers shall be designed and constructed in accordance with the Sewerage Manual issued by the Pennsylvania Department of Environmental Resources and the Upper Gwynedd-Towamencin Municipal Sewer Authority specifications.

§ A123 Bridges and culverts.

Bridges and culverts shall be designed to meet current Pennsylvania Department of Transportation standards to support expected loads and to carry expected flows. They shall be constructed to the full width of the right-of-way.

It is unlawful to construct any dam or other water obstruction, or to make any change in or addition to, any existing water obstruction, or in any manner change or diminish the course, current, or cross section of any stream or body of water, without first having made written application to and obtained consent or permit, in writing, from the Pennsylvania DER.

The following information is required: drawing to include location plan; cross section of present bridge, if one exists; profile of stream for a reasonable distance above and below bridge site, showing slopes of bed, normal water surface and floodwater surface (if the bridge is on a skew, give the angle of the center line of the bridge with the direction of the line of flow); the total drainage area above the bridge site; description of watershed; length of stream from source to bridge site and to the mouth; character of stream bed and banks; extent and depth of overflow during floods; effect of previous floods upon bridges, their span and clearance; whether bridge will be within backwater influence of parent stream.

When submitting a plan involving construction of bridge or culverts, a complete set of structural computations shall be submitted.

§ A124 Survey monuments.

Monuments shall be iron or magnetic pins encased in stone or concrete and located on the right-of-way lines at corners, angle points, beginning and end of curves, at all corners and angle points of the boundaries of the original tract to be subdivided and as otherwise required. Monuments shall be indicated on the record plan. They shall be placed after a new street has been completed. The center line of all new streets shall be marked with spikes and referenced to permanent monuments or structures. A certified copy of this referenced information shall be given to the Township Engineer. Permanent reference monuments shall be of case concrete or durable stone 20 inches (50.8 centimeters), by four inches (10.16 centimeters), by four inches (10.16 centimeters), with forty-five-degree beveled edges with an indented cross or dimple. The monument shall be set by a registered professional surveyor so that the scored point shall coincide exactly with the point of intersection of the line being monumented. The monument shall be set at final grade elevation.

Staking requirements. All lots shall be staked by the registered engineer or surveyor for the subdivider, builder, or developer, when final grading has been completed. This stake out shall be visible and completed before an owner or occupant moves into the property. All lot corner markers shall be permanently located and shall be at least a five-eighths-inch (1.5875 centimeters) metal pin with the minimum length of 24 inches (60.96 centimeters) located in the ground to existing grade.

Bench marks. The Township elevations are based on the U.S.G.S. Datum. All contours and elevations shown on the plans must be based on this system.

§ A125 Emergency accessways.

Minimum cartway width shall be 10 feet (3.048 meters).

When paved, pavement shall conform to Pavement Design, herein.[1]

Editor's Note: See § A104, Pavement design.

When not paved the cartway shall be constructed of six inches (15.24 centimeters) of crushed stone of appropriate size, depth, and compaction to support the largest Township fire trucks under all weather conditions. Placed on top of the six inches (15.24 centimeters) of crushed stone shall be an interlocked porous block pavement constructed of fiber reinforced polyethylene. All voids are to be filled with topsoil and seeded with a grass seed mix. The Township Engineer shall determine compliance with this standard.

The emergency accessway shall be marked in accordance with § A108, Subsection A(4), of these standards.

§ A126 Street signs.

The developer shall erect at every street intersection a street sign or street signs meeting Township approval, having thereon the names of the intersecting streets. At intersections where streets cross, there shall be at least two such street signs and at the intersections where one street ends or joins with another street, there shall be at least one such street sign.

Street signs are to be erected when the first dwelling on the street is occupied. Temporary street signs may be erected on the approval of the Township but shall be made permanent before final offer for the dedication of roads is made.

The Board of Supervisors shall require warning and regulatory signs to be erected upon the recommendation of the Township Engineer and/or Police Department.

§ A127 Lighting.

General requirements.

Lighting shall be installed as required by the Township. A lighting plan shall be submitted with the preliminary plan and reviewed by the Township Engineer.

Outdoor illumination in all districts shall be diffused or shielded in such a manner as not to create any hazardous situations for passing vehicular traffic or a nuisance to persons in the area. Lighting plans shall provide for nonglare lights focused downward.

Lighting fixtures should not look institutional, yet should be vandal proof. Lights should be of unbreakable plastic, recessed or otherwise designed to reduce possible damage.

On-lot lighting.

Each residential unit shall have one post light or lantern, activated by a photo cell, and located within the front yard.

For all nonresidential and multifamily development, globe or hooded light fixtures shall be grouped together or installed at frequent intervals to provide sufficient light for security. Minimum lighting levels shall be as recommended by the Illuminating Engineering Society in the IES Lighting Handbook, as last amended. Fixtures for this lighting purpose should be mounted between 10 and 15 feet (3.048 and 4.572 meters) above finished grade and shielded to screen windows of dwellings from the light.

For all on-lot lighting, the owner of record or his lessee shall be responsible for all costs involved in lighting and maintenance.

Pedestrian path/walkway lighting.

Shall be lighted with globe or hooded fixtures. The fixtures shall be located at frequent intervals so as to illuminate the path/walkway and to avoid dark spots. The fixtures shall produce the correct intensity of light to match the circumstance. Higher intensity lighting shall be used at street intersections and large open areas, and lower intensity lighting shall be used along backyards of dwelling units. Minimum lighting levels shall be as recommended by the Illuminating Engineering Society in the IES Lighting Handbook, as last amended.

The height of these fixtures shall be set between 10 and 15 feet (3.048 and 4.572 meters) above the finished grade.

Parking lot, loading/storage area lighting.

Shall produce enough light intensity to provide security and discourage vandalism. The minimum maintained horizontal footcandle shall be 1.0.

Shall be illuminated with hooded lights mounted on poles a maximum of 30 feet (9.144 meters) above finished grades.

Shall be installed and shielded so as not to direct light on adjacent dwellings.

Lighting within right-of-way. Where appropriate, the developer shall install or cause to be installed, at the developer's expense, metal or concrete pole streetlights serviced by underground conduit in accordance with a plan to be prepared by the developer's engineer and approved by the Township Engineer. The installation of metal poles may be waived in such instances as approved by the Township due to the existence of wooden poles already in place. Provision shall be made for energizing said lighting after 50% or more of the dwellings in a given subdivision or land development or section of a subdivision or land development have been occupied. The developer shall be responsible for all costs involved in lighting the streets until such time that the streets are accepted or condemned as public streets by the Township.

Streetlights. All streetlights must comply with the technical specifications set forth in Appendix 136B following this Appendix.

§ A128 Public water supply.

All developments of more than three lots must be provided with public water supply if public water is available within 1,000 feet (304.8 meters) of the site property lines.

The developer shall construct water mains in such a manner as to make adequate water service available to each lot or dwelling unit within the subdivision or land development. A minimum pressure of 40 pounds per square inch (28,124 kilograms per square meter) shall be provided at each house or other building to be connected to the water supply main. The water supply must comply with the regulations and standards of the State Department of Environmental Resources and the specifications and review/approval policies of the North Penn Water Authority. For areas where the water pressure exceeds 75 pounds per square inch (52,732.5 kilograms per square meter), the developer shall install a pressure reducing valve for each residential or nonresidential occupancy.

The system shall also be designed with adequate capacity and appropriately spaced fire hydrants for fire-fighting purposes pursuant to the Standard Schedule for Grading Cities and Towns of the United States with reference to their Fire Defense and Physical Conditions, National Board of Fire Underwriters, 1956 and the specifications and review/approval policies of the North Penn Water Authority. Review and approval by the Township Engineer and the Township Fire Chief shall be required in order to insure that adequate fire protection is provided.

Requirement for public water. The applicant shall present evidence to the governing body and the Township Planning Commission that the subdivision or land development is to be supplied, if not by a private water supply, a certificated public utility, a bona fide cooperative association of landowners or by a Township corporation, authority, or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission, or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be considered acceptable evidence.

Fire hydrants shall be located at accessible points throughout the subdivision and shall be located according to the Fire Marshal, Township Engineer, North Penn Water Authority, and/or DER. The type and methods of construction to be employed in the installation of fire hydrants shall be in accordance with current state regulations.

Fire hydrants are to be placed no more than 500 feet (152.4 meters) apart. A fire hydrant should be placed at the bulb of all culs-de-sac and at all street intersections.

§ A129 Private water supply.

Where no public water is accessible, water shall be furnished by the developer on an individual lot basis in accordance with the requirements established by the Pennsylvania Department of Environmental Resources. If wells are installed on each lot and the lot also contains its own sewage disposal facilities, the well shall be of the drilled type, cased and grout sealed into the bedrock. The well will be required to have a production of not less than six gallons (22,710 cubic centimeters) per minute as established by the bailer tests, and certified by the well driller. Before being placed in consumer use, it shall be disinfected by the use of sodium hypochlorite or other acceptable solutions, and a sample bacteriological examination collected by a licensed water analyst.

§ A130 Trash and refuse areas.

The site design must include either a provision for the storage of trash, refuse and garbage inside the building(s) or within a walled area outside the building(s). The walls of such a trash and refuse area must shield the trash and refuse from direct view of any adjacent property and must be at least six feet (1.8288 meters) in height. The trash and refuse area must be located a minimum of 50 feet (15.24 meters) from the property boundaries. The trash and refuse shall be stored in covered containers.

Trash and refuse areas shall be located so as to be separate adequately from habitable buildings to avoid being offensive, but at the same time be convenient for both collectors and residents.

The trash and refuse areas shall be screened and landscaped. Evergreen landscape plantings shall be used to screen the area. All evergreen vegetation to be installed shall not be less than five feet (1.524 meters) in height at the time of planting. The plantings shall form a continuous screen.

The provision of this chapter regarding trash and refuse areas shall be applied to all projects unless provisions are otherwise specified in the Township Zoning Ordinance,[1] as last amended.